Coworking and coliving in Belgium: legal framework and opportunities
Co-living and residential coworking are growing in Belgium. Legal framework, lease type, taxation and opportunities for investors.
368days ago
!What changes
- 1Co-living accounts for 8% of new leases in Brussels in 2025 (up from 3% in 2020)
- 2No co-living-specific legislation exists yet -- the primary residence lease applies
- 3Coworking spaces integrated into residential buildings are subject to a mixed regime (residential + commercial)
- 4Gross yield from co-living is 6 to 8% (1 to 2 pp above standard rental)
- 5Flanders is the only region with a specific framework for shared housing (medehuur)
Co-living and residential coworking: what are we talking about?
Co-living is a shared housing model where residents have a private room (often furnished) and share common areas: fitted kitchen, living room, laundry room, sometimes a gym or rooftop. A professional operator handles day-to-day management (cleaning, wifi, maintenance).
Residential coworking adds a shared workspace within the residence. This format targets remote workers, freelancers and digital nomads who want to live and work in the same place.
These formats differ from standard shared housing through the level of service (all-inclusive: rent + charges + wifi + cleaning) and professional management (not managed by the tenants themselves).
Co-living rent generally includes all charges, wifi, cleaning of common areas and access to amenities. The tenant pays a single amount, with no hidden costs.
The Belgian market in figures
| Indicator | 2020 | 2023 | 2026 |
|---|---|---|---|
| Share of new leases (Brussels) | 3% | 5% | 8% |
| Number of co-living beds (Belgium) | ~1,500 | ~3,800 | ~6,500 |
| Active operators | 5 | 12 | 20+ |
| Average co-living room rent (BXL) | 650 EUR | 720 EUR | 780 EUR |
| Equivalent standard shared rent (BXL) | 450 EUR | 500 EUR | 550 EUR |
Co-living is more expensive than standard shared housing (+40% on average) but includes charges and services. For a tenant, the total cost is often comparable. Typical profile: young professional (25-35), expat or in professional mobility.
Rent statistics by region show that Brussels remains the main co-living market.
Legal framework: a gap to fill
There is no specific co-living legislation in Belgium. The applicable framework depends on the region and the type of lease:
| Region | Applicable framework | Recommended lease type |
|---|---|---|
| Flanders | Woninghuurdecreet (medehuur) | Individual shared housing lease |
| Brussels | Primary residence lease ordinance | Standard lease + co-living clauses |
| Wallonia | Primary residence lease decree | Standard lease + co-living clauses |
Shared housing in Flanders offers the most suitable framework thanks to the individual room lease.
Legal points to anticipate:
- Planning: converting a dwelling into co-living may require a change of use
- Co-ownership: the regulations may prohibit or limit shared housing/co-living
- Fire safety: stricter standards for shared housing (detectors, fire exits)
- Insurance: specific cover for common areas and furniture
Co-living taxation
Taxation depends on the owner’s status and the model:
Natural person (own name):
- Income taxed on the indexed cadastral income (as with standard rental)
- If services (cleaning, breakfast): part of the income taxed as investment income (40% flat rate)
- VAT: no VAT if purely residential; 6% VAT if hotel-type services
Company (SRL):
- Income taxed at corporate tax rate (25%)
- Deductible charges (furniture, maintenance, management)
- Furniture depreciation over 5-10 years
The choice between SRL and personal ownership is particularly relevant for co-living given the high deductible charges in a company structure.
Yield and risks
| Indicator | Standard rental | Co-living |
|---|---|---|
| Gross yield | 4-5% | 6-8% |
| Management costs | 5-8% of rent | 15-20% of rent |
| Net yield | 3-4% | 4-5.5% |
| Annual vacancy | 3-5% | 8-12% (per room) |
| Tenant turnover | Once / 3 years | Once / 12-18 months |
| Furniture investment | Low | 5,000-10,000 EUR / room |
Co-living offers a higher net yield but with more management. Turnover is higher (short leases, tenant mobility) and furniture requires regular replacement.
Co-living is not passive rental. Managing common areas, tenant turnover and furniture maintenance requires time or a professional operator (15-20% of rent).
Getting started in co-living: checklist
- Check planning regulations: can the property legally accommodate multiple tenants?
- Check the co-ownership regulations: is shared housing authorised?
- Obtain the conformity certificate (Flanders) or the rental permit (Wallonia)
- Choose the lease type: individual (more flexible) or joint (more secure)
- Invest in furniture: durable quality, neutral style, budget 5,000-10,000 EUR/room
- Calculate the yield factoring in the high management costs
- Consider an operator if you have more than 10 rooms
Co-living is a profitable but demanding niche. To start more simply, standard shared housing with an individual lease is a good compromise. See our shared housing vs standard rental comparison and our online lease creation tool.
Frequently asked questions
-
Shared housing is a home shared by tenants who sign a lease (joint or individual). Co-living is a more structured concept: accommodation with private rooms plus shared amenities (fitted kitchen, living room, coworking space, laundry), often managed by a professional operator.
-
In the absence of specific legislation, the primary residence lease applies. In Flanders, the shared housing lease (medehuur) under the Woninghuurdecreet is the most suitable. In Brussels and Wallonia, a standard lease with adapted clauses is used.
-
Yes. Gross yield is 6 to 8% (versus 4-5% for standard rentals). However, management costs are higher (turnover, maintenance of shared spaces, furniture) and the vacancy rate per room is more volatile.
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